The Lakeshore

Overview & Key Facts

The Lakeshore is an 848-unit mega-development by Lakeshore Pte Ltd, a subsidiary of CDL (City Developments Limited) and partner developers, located along Jurong West Street 41 in District 22 (Outside Central Region). Completed in 2007 on a 99-year lease commencing 2002, the development comprises three 17-storey towers designed by Ong & Ong Architects around a spa-village and healthy-living theme, spread across a generous 26,990-square-metre site directly opposite Lakeside MRT station on the East-West Line.

The numbers tell a story of steady, if not spectacular, appreciation tempered by the approaching lease headwinds. With 166 recorded sales transactions at an average price of $1,422,810 and a trailing PSF of $1,495, The Lakeshore has appreciated from roughly $1,191 psf in 2020 to $1,509 psf in 2025 — a 27% gain over five years driven largely by the broader market uplift and Jurong Lake District optimism. The rental market is the development’s strongest suit: 1,032 rental transactions at a median rent of $4,350 deliver a gross yield of 3.71%, meaningfully above the District 22 average. The profitability score of 71/100 reflects that the majority of resellers have made money — 75.8% of sub-sale and resale transactions at The Lakeshore were profitable — making it the most profitable condo in all of District 22 by transaction count.

Location & Connectivity

The Lakeshore sits at the confluence of two transformative forces: Jurong Lake itself — a scenic reservoir bordered by the Chinese and Japanese Gardens — and the emerging Jurong Lake District (JLD), Singapore’s planned second Central Business District. The development fronts Jurong West Street 41, a residential road that benefits from being set back from the major arterials while remaining within a 3-minute walk of Lakeside MRT.

The neighbourhood is anchored by Jurong Lake — a 70-hectare reservoir surrounded by the Chinese Garden, Japanese Garden, and the upcoming Jurong Lake Gardens that will unify these green spaces into a single 90-hectare park (comparable in scale to the Botanic Gardens). Residents enjoy waterfront jogging paths, cycling trails, and unobstructed views of the lake from higher floors. The Jurong Lake District masterplan envisions a mixed-use precinct with office towers, retail, entertainment, and residential developments integrated around the lake — a transformation that could fundamentally reshape the character and property values of the area over the next 10–15 years.

Daily amenities are well served. Westgate, JEM, and JCube (now redeveloped) at Jurong East — one MRT stop away — form one of the largest suburban retail clusters in Singapore. Closer to home, Boon Lay Shopping Centre and Taman Jurong Shopping Centre provide neighbourhood retail and hawker options. Ng Teng Fong General Hospital, the major public hospital serving Jurong, is a 5-minute drive. The Canadian International School (Lakeside Campus) is immediately adjacent — a major draw for expatriate families. The school catchment for local families includes West Grove Primary (0.51 km), Hillgrove Secondary (0.61 km), and Palm View Primary (0.64 km), all within comfortable walking distance.

Schools & Education

6 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Lakeshore was designed around a spa-village and healthy-living concept — an ambitious thematic vision that, nearly two decades after completion, still delivers a facility experience well above the OCR average. At 26,990 square metres of site area for 848 units, the amenity density is generous, and the resort-like landscaping gives the development a sense of spaciousness that compensates for the comparatively compact unit sizes.

The aquatic facilities are the centrepiece. The main swimming pool extends across a substantial stretch of the development, complemented by a fun pool for families, hot and cold spa pools, Jacuzzis, and a series of water features. The spa-village theme carries through to hydro-massage jets, a foot reflexology path, and spa alcoves — unusual amenities that give The Lakeshore a wellness dimension rarely found in developments of this era. For active residents, a full-sized tennis court, badminton hall, basketball court, beach volleyball court, and a well-equipped gymnasium cover the major sporting disciplines. Barbecue pavilions, a children’s playground, and landscaped gardens round out the communal spaces.

“Lakeshore is a great place to live if you can afford it. While the cost of buying is expensive, maintenance fees are cheap. The facilities are fantastic — I doubt there’s any better condo in the whole of Jurong. The pool area has a resort feel, the gym is well-maintained, and the spa features are something you just don’t see in most condos. We use the BBQ area almost every weekend.”

— Owner-occupier, three-bedroom (Singapore Expats Forum)

A distinctive healthy-home feature is the Aqueous system — dispensers that extract potable water from air vapour — complemented by anti-bacterial air conditioning systems with fine dust and deodorising filters in every unit. While these were cutting-edge in 2007, they remain functional and appreciated by residents as practical quality-of-life additions. MCST maintenance has been well-managed: residents consistently report that the grounds, pool, and common areas are kept to a high standard, and the maintenance fees remain reasonable for a development of this size and facility range. The lush landscaping, mature trees, and water features create an evening ambience that softens the development’s 848-unit scale.

Unit Sizes & Layout

The Lakeshore offers a range of two-bedroom to four-bedroom apartments and maisonettes, with sizes spanning from 860 sqft to 1,466 sqft across three 17-storey towers. The unit mix is weighted toward family-sized configurations — three-bedroom units form the development’s core offering and represent the majority of resale transactions. The 2007 completion date means unit layouts follow the more generous spatial norms of that era: bedrooms that genuinely fit queen beds with circulation space, living-dining areas with defined zones, and kitchens that accommodate full-sized appliances.

The finishing standard reflects its 2007 vintage — functional and durable, but showing its age compared to the branded fittings and smart-home features of 2020s launches. Bathroom fittings and kitchen cabinetry are original-specification in many units, and buyers should budget $30,000–50,000 for renovation of a three-bedroom unit to bring it to contemporary standards. That said, the floor plates are efficient with minimal wasted space — rooms are regular rectangles rather than the awkward triangular or irregular shapes sometimes found in newer developments maximising unit count. The maisonette configurations at the upper end (1,466 sqft) offer double-height living spaces and a sense of volume that is increasingly rare in OCR developments at any price point.

At the development’s average PSF of $1,495, a three-bedroom unit of approximately 1,100 sqft transacts at roughly $1.64 million — competitive for a lakeside location with direct MRT access, but buyers must weigh this against the 75-year lease reality. The same quantum buys a newer-build unit in competing developments with a full 99-year lease. This is the central trade-off: superior location and MRT proximity versus lease depreciation that is now an active headwind rather than a distant concern.

Pricing & Market Position

Across 175 recorded transactions (all-time), sale prices range from $945,000 to $2,150,000, averaging $1,438,087.

Over the last 12 months, transactions averaged $1,501 psf.

Rents range from $1,300 to $7,400 per month across 1,088 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE LAKESHORE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 38.9% (from $1,076 to $1,495 psf).

Neighbourhood Comparison

The Lakeshore ($1,495 psf, 99-year from 2002, 75 years remaining) sits in a District 22 competitive landscape that has shifted dramatically with the arrival of new-launch developments capitalising on the Jurong Lake District narrative. The most direct new-launch comparison is J’Den ($2,475 psf, 99-year from 2023), a 368-unit development at Jurong East MRT. J’Den commands a 65% PSF premium through its brand-new build, full 99-year lease, direct Jurong East MRT interchange access, and positioning as a JLD gateway project. The lease differential alone is decisive for many buyers: J’Den starts with 97 years versus The Lakeshore’s 75. For buyers who can afford the quantum jump, J’Den offers a fundamentally different risk profile. The Lakeshore counters with a lower absolute entry price ($1.4M versus $1.8M+ for comparable sizes), established facilities, and a proven rental track record that a new launch cannot yet demonstrate.

LakeGarden Residences ($2,156 psf, 99-year from 2023) along Yuan Ching Road is the nearest new-launch neighbour, a 306-unit boutique development that directly targets the lakeside lifestyle segment. At 44% above The Lakeshore on PSF, LakeGarden Residences offers a fresh 99-year lease, modern finishes, and smart-home features, but with a smaller unit count and less established facilities track record. Sora ($2,211 psf, 99-year from 2023), a 440-unit development along Yuan Ching Road, similarly commands a 48% premium. Both new launches highlight The Lakeshore’s lease disadvantage while underscoring the price advantage that the older development retains for yield-focused buyers.

The most instructive resale comparison is J Gateway ($1,894 psf, 99-year from 2012, 85 years remaining), a 738-unit development directly above Jurong East MRT. J Gateway sits 27% above The Lakeshore on PSF, reflecting its superior MRT interchange location (Jurong East serves both East-West and North-South Lines) and 10 additional years of lease. For buyers weighing resale options, J Gateway offers the better long-term lease profile while The Lakeshore offers a lower entry price and stronger current yield. Among older resale peers, Westwood Residences ($1,256 psf, 99-year from 2013) is the budget alternative — 16% cheaper than The Lakeshore but further from MRT and without the lakefront positioning. The Lakeshore’s 240m MRT proximity remains its trump card in any resale comparison within the district.

Lease Decay Analysis

The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE LAKESHORE across multiple dimensions.

What Residents Say

“We’ve lived here since 2009 and watched Jurong transform around us. The location is unbeatable — Lakeside MRT is literally a 3-minute walk, the lake is gorgeous for evening jogs, and JEM and Westgate are one stop away. The facilities still hold up remarkably well for an 18-year-old condo — the spa pools and reflexology path are genuinely unique. Our main concern is the lease — we bought at $850 psf and it’s now $1,500, but we know the next 15 years won’t replicate that growth. We’re planning to sell within 5 years while financing is still accessible for buyers.”

— Owner-occupier, three-bedroom, since 2009 (PropertyGuru)

“Beautiful place with lovely pools and very convenient near Lakeside MRT. The size of the condo unit is quite small and easily cluttered, so you need to be smart with storage. But the trade-off is worth it for the location. My kids walk to school at West Grove Primary and I take the MRT to Raffles Place — door to door is about 40 minutes, which is reasonable. The Canadian International School next door means we have a lot of expat neighbours, which gives the estate a cosmopolitan feel.”

— Owner-occupier, three-bedroom (Singapore Expats Forum)

“I bought a two-bedroom here as a pure rental investment three years ago at $1,300 psf. Currently tenanted to an expat family at $4,200 per month — the yield is around 3.8% gross, which is strong for the west. Lakeside MRT sells itself to tenants, and the Canadian School next door means I get a steady stream of expat families looking to rent. My exit strategy is clear: sell within 7–8 years before the lease hits the 65-year mark. This is a yield play, not a capital gains play at this stage of the lease.”

— Investor-owner, two-bedroom, since 2023 (99.co)

“The MCST does a good job keeping the estate maintained. Pools are clean, landscaping is lush, and the BBQ areas are popular but well-managed with a booking system. The gym equipment has been progressively upgraded. My only gripe is parking — with 848 units, the weekend visitor parking situation gets tight, especially when Canadian School has events. The Jurong Lake District plans give us hope that the area will continue improving, but honestly, the lease issue is the elephant in the room that every owner here thinks about.”

— Owner-occupier, four-bedroom maisonette, since 2012 (EdgeProp)

Strengths & Weaknesses

Verdict

The Lakeshore is a development defined by a single extraordinary advantage and a single inescapable challenge. The advantage: Lakeside MRT at 240 metres, delivering direct East-West Line access that most Jurong condos can only envy. The challenge: a 75-year remaining lease that has reached the CPF financing threshold today and will breach the 60-year barrier in just 15 years. Every buying decision at The Lakeshore must be framed through this tension.

For the right buyer profile, The Lakeshore still makes a compelling case. The 3.71% gross yield — sustained across 1,032 rental transactions — is among the strongest in District 22 and is underpinned by genuine demand drivers: MRT proximity, lakefront lifestyle, the Canadian International School next door, and a facility suite that tenants value. As a rental-income play with a 5–10 year holding horizon, the numbers work: at a purchase price of $1.4 million and monthly rent of $4,350, the gross yield covers mortgage servicing comfortably on a 65% LTV loan. The Jurong Lake District transformation, if delivered on schedule, adds a speculative kicker that could support prices even as the lease ticks down.

For owner-occupiers, The Lakeshore offers a lakeside lifestyle with resort-calibre facilities, direct MRT access, and family-friendly proportions at prices below competing new launches (J’Den at $2,475 psf, Sora at $2,211 psf). The value gap is real — but so is the lease gap. A buyer at J’Den pays 65% more per square foot but secures a full 99-year lease. Over a 20-year holding period, that lease premium may prove to be the better deal. The Lakeshore is best suited to buyers who plan to live in it for 10–15 years, extract strong rental yield if they relocate, and accept that the exit price will be constrained by financing limitations on future buyers. It is emphatically not a buy-and-forget-for-30-years proposition.